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Collier County commissioners to hear more from residents on proposed RaceTrac

Laura Layden, Naples Daily News
Published 4:57 p.m. ET June 29, 2016

Gale Burton, 70, of Naples, stands by her RaceTrac opposition sign in her yard on June 29, 2016 in Naples, Florida. The Collier County Commission chambers were so packed last Thursday with residents opposing a new RaceTrac gas station in East Naples that the hearing examiner will hold another hearing this Thursday, to allow for more public comment. (Nicole Raucheisen/Staff)(Photo: Nicole Raucheisen)

A sign on Frederick Street displays information about the public hearing for the new RaceTrac planned for the corner of U.S. 41 and Palm Street on June 29, 2016 in Naples, Florida. (Nicole Raucheisen/Staff) (Photo: Nicole Raucheisen)

A container on Frederick Street holds information cards about the public hearing for the new RaceTrac planned for the corner of U.S. 41 and Palm Street on June 29, 2016 in Naples, Florida. (Nicole Raucheisen/Staff) (Photo: Nicole Raucheisen)

RaceTrac opposition signs line Frederick Street on June 29, 2016 in Naples, Florida. The Collier County Commission chambers were so packed last Thursday with residents opposing a new RaceTrac gas station in East Naples that the hearing examiner will hold another hearing this Thursday, to allow for more public comment.(Nicole Raucheisen/Staff) (Photo: Nicole Raucheisen)

Gale Burton, 70, of Naples, stands by her RaceTrac opposition sign in her yard on June 29, 2016 in Naples, Florida. The Collier County Commission chambers were so packed last Thursday with residents opposing a new RaceTrac gas station in East Naples that the hearing examiner will hold another hearing this Thursday, to allow for more public comment. (Nicole Raucheisen/Staff) (Photo: Nicole Raucheisen)

A RaceTrac opposition sign hangs on the back fence of a house connected to the proposed lot for the new RaceTrac on June 29, 2016 in Naples, Florida. (Nicole Raucheisen/Staff) (Photo: Nicole Raucheisen)

A RaceTrac opposition sign hangs on the back fence of a house connected to the proposed lot for the new RaceTrac on June 29, 2016 in Naples, Florida. (Nicole Raucheisen/Staff) (Photo: Nicole Raucheisen)

The fight against a RaceTrac in East Naples hasn't run out of gas.

After residents packed Collier County Commission chambers last week to oppose the mega gas station proposed near a small neighborhood off U.S. 41 and Davis Boulevard, the county's hearing examiner will hold another meeting at the same time and same place this week.

The hearing will be in the commission chambers at 5 p.m. Thursday.

Last Thursday more than 300 residents turned out to voice their concerns about the project near Naples Bay Resort.

Vern Hammett, who lives on Frederick Street, said the location makes no sense for what will be a 24-hour operation.

'The meeting is extremely important to us to get our concerns on the record,' he said.

One of his biggest concerns is increased traffic on his narrow street. 'What is going to end up happening is we are going to see a lot of commercial traffic through residential streets,' Hammett said. 'It's just by the nature of the beast.'

Hammett and dozens of his neighbors have posted 'No RaceTrac' signs in their yards. Others have hung larger banners on their property, to show their opposition and to share the hearing dates.

After listening to all sides for nearly four hours last week, Mark Strain, the county's hearing examiner, continued the meeting because so many people still wanted to speak.

RaceTrac and its representatives spent about two hours putting on their case for the project before Strain started hearing from residents.

Naples land use attorney Rich Yovanovich led RaceTrac's presentation, saying that if it weren't for the 7-Eleven across the street, the gas station and convenience store would have already been built and operating for about a year.

RaceTrac's project stalled after it applied for a waiver from a county rule that prohibits gas stations from opening within 500 feet of one another.

The company has two site plans for the project, which would go east of the intersection of U.S. 41 and Davis Boulevard.

One plan would put the gas station closer to two-story homes on Mills Lane and Frederick Street, while the other would move it closer to U.S. 41, a six-lane highway.

At last week's hearing, Yovanovich explained how RaceTrac reduced its plans from 24 to 16 pumps and took other steps to try to address neighborhood concerns, but it always got the same reaction from residents, who want no gas station on the property.

Yovanovich and his team of experts argued that the property has long been zoned for commercial uses, including a gas station, and that the project hasn't affected property values so far, won't generate new traffic and will fill a need for more pumps in the neighborhood.

The project would meet the rigorous architectural, landscaping, buffering and setback requirements required of all gas stations in the county, Yovanovich said, adding that they are some of the toughest imposed on any business.

He pointed out that other unwanted uses could be permitted on the property, such as a video arcade, boatyard or automobile dealership, and that county staff had already recommended approval of the gas station.

Brad Galland, a representative for RaceTrac Petroleum who is involved in site selection, said on average the company is building 35 to 40 stores a year. The company operates RaceTrac gas stations in five states, he said.

'At the end of the day, we spend an extraordinary amount of money on each location,' he said. 'We want to make sure we do it right at the beginning.'

His company's market research, he said, found there is a demand for at least 1 million more gallons of fuel in the neighborhood a year based on traffic — and that's a conservative estimate.

More than 1,500 residents have signed a petition against the project, including Gale Burton, who has lived in the neighborhood since 1981 and never dreamed a project like this would be built so close to her backyard.

'People are also concerned it's the entrance to Naples, it's right on the city limit,' she said. 'Who would want a RaceTrac on the city limit, like 'Welcome to RaceTrac city.' '

After the second hearing, Strain will analyze everything he's heard and ask more questions if needed before putting together his 'findings of fact' report for county commissioners, who will have the final say on whether the project gets built.

Strain hopes to finish his report by September when commissioners will be back from a summer break. Commissioners asked him to review the project before they voted on it because it created such a public outcry.

'This application has been floating around for two years,' Strain said. 'Over those two years, a lot of things have happened, and a lot of things have changed, and that has to be reviewed very carefully.'